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Property profile & analytics
OFF-MARKET
Estimated value
$3,450,000
Office buildings
3434 Hancock Brg Pkwy North Fort Myers, FL 33903-7094
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-1193061
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1984
Construction
CONCRETE
Total area
18,704 SF
Lot
1.46 ac (63,477 SF)
Zoning code
C-1A
APN
11-44-24-00-00017.0140
UPID
US18-1193061
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.76M
Blend (final)
Blend
$3.45M
Owner & transaction history
Ee Properties Fort Myers LLC · 4 yrs held
Ee Properties Fort Myers LLC
since 2022
Last sale
$3.4M
6 recorded transactions
Zoning & alternative use
C-1A · North Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs North Fort Myers submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Fort Myers submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$3,500,000
ML approach
$3,495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,120,000
Current use
MEDICAL BUILDING
$4,970,000
Change: -3% · Conversion: Easy
RETAIL STORES
$4,870,000
Change: -5% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$4,425,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$3.45M
Range $3.11M – $3.80M · ±10% · vs last sale $3.40M (Jun 29 2022)
Last sale anchor
$3.40M
Jun 29 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$184 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$62,920
Tax year 2023
Assessed value
$4,179,875
Assessed 2023
Previous assessed
$3,633,378
+15.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$151,329
Assessed improvement
$4,028,546
Land market value
$151,329
Improvement market value
$4,028,546
Total market value
$4,179,875
Applied tax rate
37.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1984
Construction
CONCRETE
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
3
Total area
18,704 SF
Lot
1.46 ac (63,477 SF)
Zoning code
C-1A
APN
11-44-24-00-00017.0140
UPID
US18-1193061
Jurisdiction
LEE
Zoning & alternative use
C-1A · North Fort Myers, FL
Zoning C-1A · permitted uses
C-1A · North Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Fort Myers. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.1M
MEDICAL BUILDING
Est. value
$5.0M
RETAIL STORES
Est. value
$4.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.4M
OFFICE BUILDING Current
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1984
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
3
Lot
1.46 ac
Current owner
From public records · entity-resolved
Ee Properties Fort Myers LLC
Entity
Free & Clear · 4 yrs held
Mailing address
11983 TAMIAMI TRL N STE #156, NAPLES, FL 34110-1620
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2022
$3,400,000
Ee Properties Fort Myers LLC
3434 Hancock Bridge Parkway LLC
Warranty Deed
—
Jan 5, 2015
$2,569,000
3434 Hancock Brg Parkway LLC
Cheyney,robert B & Patricia A
Grant Deed
—
Sep 24, 2002
$3,315,000
Robert B Cheyney
Volute Enterprise INC
Grant Deed
$2,480,000 · Charlotte State Bank
Oct 16, 2001
$1,385,000
Volute Enterprise INC
Hancock Properties Management
Grant Deed
$1,959,500 · First Union National Bank
Mar 29, 1999
$1,650,000
Cpc Software Solutions
Mears,john B
Grant Deed
$1,485,000 · Seller
—
—
Hancock Properties Management
—
Deed Of Trust
related
$200,000 · Buccaneer Building Corp
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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